Brunswick City Zoning Code

CHAPTER 1278

Site Plan Review

1278.01 PURPOSE.

Procedures and design guidelines for review of site plans are established to achieve, among others, the following purposes:

(a) To provide for the integration of new developments with the surrounding environment.

(b) To insure that new development will make proper use of the natural environment.

(d) To provide assurances that a single development, or one built in progressive stages, will be completed in accord with the approved design.

(e) To assure compliance with the specific requirements of the Zoning Code.

1278.02 REVIEW REQUIRED.

(a) All permitted and conditionally permitted uses in the commercial and industrial districts and all indicated conditionally permitted uses in residential districts shall be subject to the site plan review procedures and guidelines of this chapter, except as otherwise provided herein. The Planning Commission, and City Council where indicated, shall approve a detailed site plan prior to approval of building permits in any of the following circumstances:

(1) Vacant land is proposed for development;

(2) Additional buildings or building additions are proposed for a developed site, except as otherwise provided herein; and

(3) Developed sites are to be modified by changes in use group as defined by the Ohio Basic Building Code, vehicular circulation, drive entrances from adjacent streets, parking area design or parking demand as determined by Chapter 1276.

(Ord. 12-16. Passed 5-9-16.)

(4) Upon new tenant/occupied space, all parking and landscape design shall be reviewed by the Planning Commission and meet the requirements of Chapter 1276 if either of the following apply:

A. The space exceeds 15,000 square feet or twenty-five percent (25%) of the gross leasable area of the site.

B. The space has been empty for four (4) months or more.

(5) Upon new tenant/occupied space, all parking and landscape design shall be reviewed by the Community and Economic Development Director, Chief Building Official and City Engineer and meet the requirements of Chapter 1276 if either of the following apply:

A. The space is less than 15,000 square feet or twenty-five percent (25%) of the gross leasable area of the site.

B. The space has been empty for four (4) months or more.

(Ord. 122-2022. Passed 2-27-23.)

(b) The Planning Commission may determine that a site plan review is not required where only inconsequential changes are proposed for a site.

(Ord. 12-16. Passed 5-9-16.)

(c) Additionally, a building permit application to amend an approved site plan in an industrial zoning district, which application fully complies with all applicable municipal zoning and land use requirements, will not require Planning Commission approval, provided the following conditions are met: (1) the total aggregate cost does not exceed one hundred fifty thousand dollars ($150,000.00); (2) the proposed change does not increase the impervious surface area of the site by more than 0.1 acres, as determined by the City Engineer; and (3) the building permit application is reviewed, certified and approved in writing by the City Engineer and Chief Building Official as meeting all applicable municipal zoning and land use requirements. The exception to Planning Commission Approval shall not be utilized more than once after approval of the final site plan. Notwithstanding anything to the contrary contained herein, the Community and Economic Development Director, Chief Building Official, or designee, shall have the discretion to refer any building permit application to the Planning Commission for reivew and approval.

(d) Additionally, a building permit application to amend an approved site plan in a commercial zoning district, which application fully complies with all applicable municipal zoning and land use requirements, will not require Planning Commission approval, provided the following conditions are met: (1) the total aggregate cost does not exceed fifty thousand dollars ($50,000.00); (2) the proposed change does not increase the impervious surface area of the site by more than 0.1 acres, as determined by the City Engineer; and (3) the building permit application is reviewed, certified and approved in writing by the City Engineer and Chief Building Official as meeting all applicable municipal zoning and land use requirements. This exception to Planning Commission Approval shall not be utilized more than once after approval of the final site plan. Notwithstanding anything to the contrary contained herein, the Community and Economic Development Director, Chief Building Official, or designee, shall have the discretion to refer any building permit application to the Planning Commission for review and approval.

(Ord. 43-2022. Passed 7-11-22.)

1278.03 REVIEW PROCEDURES.

Site plans shall be reviewed in 4 stages, to be known as sketch plan, discussion plan, detailed site plan and engineering. Review procedures for each stage are established as follows:

(a) Sketch Plan. The applicant shall meet with the Community and Economic Development Director or other authorized administrative official to review a sketch plan of the proposed development. The purpose of this meeting is to familiarize the applicant with applicable City plans, requirements, design guidelines and review procedures.

(Ord. 53-97. Passed 6-11-97; Ord. 5-16. Passed 2-8-16.)

(b) Discussion Plan. The applicant shall submit the required fee established by Section 1216.03 , an application and the specified number of copies of a discussion site plan. The purpose of the discussion plan is to allow an applicant to meet with the Planning Commission prior to preparation of a more costly detailed site plan. The discussion plan shall be drawn to scale, and shall include sufficient information to convey to the Planning Commission the applicant's intent. The Planning Commission shall complete its review of the discussion plan within 30 days of the first meeting on the plan, unless the applicant agrees to a longer review period. In reviewing the discussion plan, the Planning Commission shall take one of the following actions:

(1) Hold the discussion plan for further information or review, subject to the 30-day limitation above; or

(2) Move the discussion plan to a detailed site plan review, with changes indicated by the Commission; or

(3) Reject the discussion plan, stating the specific reasons therefor.

The Commission's action to move a discussion plan to a detailed plan review does not bind the Commission to approve elements of the detailed plan which were not part of the discussion plan.

(c) Detailed Plan. After the discussion plan review with the Planning Commission, the applicant shall submit the specified number of copies of the detailed site plan. The plan shall include all data required by subsection (d) below, plus any other data or changes indicated by the Planning Commission at the discussion meeting. The Planning Commission may approve, approve with modifications or conditions, or reject the detailed site plan.

(d) Detailed Plan Contents. The detailed site plan shall include, unless waived by the Planning Commission as not being applicable, all data, plans and supporting documents required by the applicable zoning district and/or listed on application material maintained for that purpose by the Commission. The Planning Commission may also require submission of appropriate additional data, plans or documents.

(e) Decision. The Planning Commission shall complete its review of the detailed site plan within 21 days of the first meeting on the detailed plan, unless the applicant agrees to a longer review period, by taking one of the following actions:

(1) Approval. In the event that the Commission approves a detailed site plan, the Commission shall notify the applicant in writing of its decision. The Chairman and Recording Secretary of the Commission shall sign and date a copy or copies of the approved plans and this copy shall become the officially approved site plan.

(2) Disapproval. In the event that the Commission disapproves a detailed site plan, the Commission shall notify the applicant in writing of its decision, stating the reasons for this action. When a site plan is disapproved, it may not be resubmitted to the Commission for review in less than one year from the date of the decision, unless correcting revisions have been made to the original plans. All resubmittals shall follow the application requirements set forth in this Chapter.

(f) Council Review. Before the building permits can be issued, City Council shall review and approve, by motion, detailed site plans for all multiple family dwellings and for all site plans in the C-O district.

(Ord. 53-97. Passed 6-11-97.)

(g) Engineering Review. The City Engineer shall approve all site plans. This review may be conducted simultaneously with the detailed site plan review by the Planning Commission, or subsequent to that review. At the time that plans, profiles and specifications are submitted for review, the City Engineer shall prepare an estimate of cost for office checking of all improvement plans. The applicant shall thereupon deposit an amount of money equal to such estimated cost. All work done by the Engineer, in connection with checking, computing and correcting such plans for improvements, shall be charged against such deposit. If, during the progress of the work, the cost thereof appears to exceed the amount so deposited, the Engineer shall notify the applicant of this fact and shall do no further work in connection with such review until the applicant has deposited the additional sum of money deemed necessary by the Engineer to cover the cost of the work. The applicant shall also pay to the City Engineer a fee to defray the total cost of field inspection of any improvements within a public right-of-way or easement. The inspection fee shall be determined by the City Engineer. The inspector’s salary shall be paid from the inspection fee. The rate per hour will be the inspector’s regular rate per hour, as paid by the City Engineer, plus seventy-five percent (75%). The applicant shall be held responsible for all inspection fees, which shall be payable monthly. The financial guarantee posted by the applicant guarantees the payment of all engineering review and inspection fees, no financial guarantees shall be released until all engineering review and inspection fees have been paid in full.

(Ord. 122- 06. Passed 1-8-07.)

(h) Consultants. During the course of reviewing a site plan, the Planning Commission or Council may find that the assistance of a qualified consultant is necessary to fully determine the effects of the proposal. The applicant shall pick the consultant, subject to Planning Commission approval, and shall bear the costs of the consultant.

(i) Conditional Zoning Reviews. Site plan reviews for conditionally permitted uses shall be reviewed in accordance with the procedures of this chapter. Site plan reviews and conditional zoning reviews required by Chapter 1274 are designed to proceed simultaneously.

(j) Small Projects. For small projects or other developments as approved by the Planning Commission, the Commission may agree to waive the discussion plan meeting.

(k) Expiration. Approval of a detailed site plan shall automatically expire if applications have not been made to the Division of Building for building permits within one year after the date of the Planning Commission's or, if applicable, City Council's approval. If applications have not been made at the end of one year, any deposit of a financial guarantee shall be returned to the depositor, and each reapplication thereafter shall be accompanied by the required data and fees. The Commission may extend the one year time period.
(Ord. 53-97. Passed 5-12-97; Ord. 5-16. Passed 2-8-16.)

1278.04 ADMINISTRATION AND ENFORCEMENT.

(a) Conformity with Approved Plan. The use, placement and dimensions of all buildings, driveways, sidewalks, parking and loading areas, curb cuts, traffic control devices and activity areas and the installation of landscaping, fences, walks, drainage systems and all other site features shall conform to the approved site plan. After approval of a site plan and the deposit of a performance bond or other financial guarantee in the specified amount, the Division of Building may issue a building permit specifying the conditions of the approved plan.

(Ord. 53-97. Passed 5-12-97; Ord. 5-16. Passed 2-8-16.)

(b) Financial Guarantee. A cash performance bond or other financial guarantee shall be placed with the City to insure that all site features, including, but not limited to, parking, drainage, sidewalks, screening, exterior lighting and landscaping, conform to the approved site plan. The cash bond shall be in an amount equal to the cost of the construction of these items, based on an estimate provided by the City Engineer, and shall be in a form approved by the Law Department. The guarantee shall be for an indefinite period and shall provide for the complete construction of the above improvements. This bond shall incorporate the bond required by Chapter 12 of the Brunswick Dwelling House Code.

1278.05 DESIGN GUIDELINES.

The design guidelines in the following sections are intended to encourage creativity, imagination and skill in site and building design. Site plans shall be prepared in accordance with, and review and action on site plans by the Planning Commission and City Council shall be based on, the design guidelines listed in Sections 1278.06 through 1278.11 below. The design guidelines of this chapter are intended to supplement the specific requirements and design guidelines of the applicable zoning district, as well as Chapter 1276 Parking and Site Design, Chapter 1282 Landscaping and Screening and the Subdivision Regulations of the City of Brunswick.

1278.06 RELATIONSHIP TO PLANS AND POLICIES.

(a) City Plans. The site plan should reflect all adopted City plans and policies affecting the site, including neighborhood plans, key area plans, master concept plans or previously adopted planned unit residential or planned commercial or industrial development plans.

(b) Purpose Statement. The site plan should be consistent with the purpose statement for the zoning district in which it is located.

1278.07 OPEN SPACE.

(a) Natural Features. Natural topographic and landscape features of the site should be incorporated into the development wherever possible.

(b) Proportion. Buildings and open spaces should be in proportion and scale with existing structures and spaces in the surrounding area.

(c) Relationship to Buildings. A site should not be so overcrowded as to cause an unbalanced relationship of buildings to open spaces. Open space areas should not be unduly isolated from one another by unrelated physical obstructions such as buildings and paved vehicular area, but should be linked by open space corridors of reasonable width.

(d) Natural Separations. When possible, natural separations should be created on the site by careful planning of streets and clustering of buildings using natural land features and open space for separation. Cul de sacs and loop streets, coupled with open spaces, should be used to achieve separation and create identity for sub-areas on the site.

(e) Storm Water Runoff. Consistent with the requirements of the adopted Storm Water Drainage Manual, storm water runoff from the development should be handled, as much as possible, through a natural system of swales and detention and retention facilities. These should be designed as an integral part of the open space amenities or the parking and circulation system on the site.

1278.08 BUILDING DESIGN AND CHARACTER.

(a) Privacy. As development intensities increase, greater opportunities for privacy should be provided by utilizing fences or walls to enclose internal views. Consideration shall be given in building design and location to the privacy of occupants of adjacent buildings.

(b) Site Amenity. The primary living area of a dwelling or the primary activity area of a building should be oriented toward a natural site amenity where possible.

(c) Building Placement. Buildings should be placed in an orderly, non-random fashion. Excessively long, unbroken building facades should be avoided.

(d) Context. New development and infill development should be viewed in the context of a cluster, block, neighborhood, or the entire community. Developments should be designed to be architecturally compatible with nearby structures or to screen incompatible elements of nearby development.

(e) Compatible. Within the requirements of the applicable zoning district, the height, scale and setback of each building should be compatible with existing or purposed adjoining buildings. Architectural style should not necessarily duplicate adjoining structures, but should be compatible in overall form, texture, color and rhythm. Compatibility can be enhanced by the use of building materials and roof lines comparable to near-by development.

(f) Consistency. Consistency in architectural style should be provided within a development or an infill area.

(g) Style. The architectural style should be carried out in as authentic manner as possible.

(h) Variety. Variety can be provided within a particular architectural style by subtly varying building form, setbacks, colors and materials.

(i) Off-Site Impacts. Building and landscape design should be used to reduce adverse off-site visual impacts resulting from mechanical or service areas.

(j) Bulk. The apparent bulk of a building can be lessened with the use of facade articulation and pitched roofs.

(k) Service Areas. Service and storage areas, dumpsters, mechanical equipment and other utility features shall be screened from view from the street and neighboring properties using materials harmonious with the building.

1278.09 CIRCULATION.

(a) Street Network. Short loop streets, cul de sacs and residential streets should be used for access to low density residential land uses in order to provide a safer living environment and a stronger sense of neighborhood identity. Access to arterial streets should be limited, where possible, to higher intensity land uses.

(b) Public Safety. On-site circulation shall be designed as to make possible adequate fire and police protection.

(1) Natural Features. A combination tangent/curve street network should be used to respect the existing natural features of a site, provide visual interest and create a more practical alignment for efficient site planning of building clusters.

(2) Grading. Horizontal and vertical alignment of streets should be designed to minimize grading. This includes working with the existing grade rather than against the grade to avoid excessive cut or fill. Particular effort should be directed toward securing the flattest possible grade near intersections.

(d) Pedestrian Circulation.

(1) Sidewalks shall be designed as networks which provide safe pedestrian connections between buildings and parking areas, recreation areas, transit shelters, streets and other destinations. Walks shall be provided between buildings and the street and between buildings and parking areas.

(2) Separation. Pedestrian and vehicular circulation should be separated as much as possible, either through crosswalk/pavement markings, signalization or complete grade separation.

(3) Widths. Walkways which provide access to parking, trash disposal facilities, mailboxes, service areas and community facilities, should generally be 4 feet in width. Common area paths designed to carry heavier pedestrian traffic should generally be 5 to 6 feet in width in order to accommodate 2 pedestrian lanes or one pedestrian lane and one bicycle lane.

(4) Crossings. Path and sidewalk crossings should be located where there is good sight along the road. Street crossings should occur at intersections.

(5) Parking. Off-street parking areas should be located within convenient walking distance to the use being served. Handicapped parking should be as near as possible to the structure to avoid crossing parking aisles.

(e) Parking Lots and Garages

(1) Parking Lot Design. Parking areas shall contribute positively to overall site design through the use of landscaping, decorative walls, berms and other design features. Traffic islands should be provided to define circulation paths and to break up the monotony of continuously paved areas.

(2) Access Points. When locating points of ingress and egress, consideration should be given to the location of existing access points, adjacent to and directly across the street from the site. Curb cuts should be shared by adjoining uses whenever possible.

(3) Drive-throughs. Drive through establishments, such as banks, should be located to allow stacking space for peak hour operation and not restrict other parking lot circulation.

(4) Garages. Detached residential garages and carports should respect the location of adjacent garages and driveways and should be architecturally compatible with the principal structures on the site. When possible, garages should be incorporated as a screening element in the overall site plan and used to create private outdoor spaces and block objectionable views.

(e) Other Modes. In addition to the above, site design shall also consider other transportation modes, including public transit and bicycles. Large retail and other major destinations shall provide transit shelters. Bicycle parking and racks shall be provided where appropriate.

1278.10 SIGNS.

(a) Scale. All signs, including wall, free standing and window display, should an integral part of the overall building and site design, not as an afterthought. All signs shall be of a complimentary scale and proportion in design and in visual relationship to the site and its structures. Signs within a development should be compatible with each other and signs should not compete for attention with signs on adjoining premises.

(b) Harmonious. The colors, materials and lighting of every sign should be restrained, and harmonious with the building site to which it relates. Signs should define or enhance architectural elements of the building, not obscure or destroy them.

(c) Graphic Elements. The number of graphic elements on each sign should be held to the minimum level needed to convey the sign's major message. The graphic elements should reflect simplicity, neatness and minimum wording to avoid visual clutter and to improve legibility. Signs should identify the name and type of establishment and not advertise products or brand names.

(d) Coordination. Signage on each building should be coordinated and consolidated.

1278.11 CLIMATE CONSIDERATIONS/ENERGY CONSERVATION.

(a) Heating Periods. Consideration should be given to both over and under heated periods of the year when determining building locations. Desirable slope exposure is south-southeast.

(b) Winter and Summer Sun. To maximize the effect of solar radiation in winter months and maximize shade in the summer months:

(1) Deciduous trees should be used for summer shade and winter warmth;

(2) Active living spaces should be oriented to the south for winter warmth; and

(3) Buildings overhangs should be designed to shield the high summer sun and expose the area to the lower winter sun.

(1) Steeply pitched roofs should be used on the windward side to deflect wind and reduce the roof area effected by the winds;

(2) Blank walls, garages or storage uses should be used on north exposures;

(3) North entrances should be protected with earth mounds, evergreens, and walls and fences; and

(4) Natural ventilation with prevailing summer breezes should be allowed for whenever possible.